MacEwan Neighbourhood Area Structure Plan
Office Consolidation August 2003
Prepared by:
Planning and Policy Services Branch
Planning and Development Department
City of Edmonton
Bylaw 12860 (as amended) was adopted by Council in August 2001. In August 2003, this
document was consolidated by virtue of the incorporation of the following bylaws which
were amendments to the original Bylaw 12860.
Bylaw 12860
Bylaw 12992
Bylaw 13118
Bylaw 13201
Bylaw 13425
Approved August 21, 2001
Approved March 12, 2002
Approved July 8, 2002
Approved November 6, 2002
Approved June 24, 2003
Editor’s Note:
This is an office consolidation edition of the MacEwan Neighbourhood Area Structure Plan,
Bylaw 12860, as approved by City Council in August 2001. This edition contains all subsequent
amendments and additions to Bylaw 12860. For the sake of clarity, new maps and a standardized
format were utilized in this Plan. All names of City departments have been standardized to reflect
their present titles. Private owner’s names have been removed in accordance with the Freedom of
Information and Protection of Privacy Act. Furthermore, all reasonable attempts were made to
accurately reflect the original Bylaws. All text changes are noted in the right margin and are
italicized where applicable.
This office consolidation is intended for convenience only. In case of uncertainty, the reader is
advised to consult the original Bylaws, available at the office of the City Clerk.
City of Edmonton
Planning and Development Department
Office Consolidation August 2003
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TABLE OF CONTENTS
SECTION 1
1.1
1.2
1.3
INTRODUCTION
Purpose
Definition of Plan Area
Land Ownership
SECTION 2
2.1
2.1.1
2.1.2
2.1.3
2.2
2.2.1
2.2.2
2.2.3
2.2.4
2.2.5
2.2.6
2.3
2.4
SECTION 3
3.1
3.2
3.3
3.4
3.4.1
3.5
3.5.1
3.6
3.6.1
3.6.2
SECTION 4
4.1
4.2
4.2.1
4.2.2
4.2.3
4.2.4
STATUTORY PLAN AND POLICY CONTEXT
Edmonton municipal Development Plan
Planned Growth – Land Development Philosophy
Planned Growth – Utilization of Existing Infrastructure
Planned Growth – Managing Suburban Growth
Heritage Valley SCDB
Community Design Principle 3.1
Community Design Principle 3.2
Community Design Principle 3.3
Community Design Principle 3.5
Community Design Principle 3.6
Community Design Principle 3.7
Airport Protection Overlay
Suburban Neighbourhood Design Principles
SITE CONTEXT AND DEVELOPMENT CONSIDERATIONS
Topography and Vegetation
Existing Land Uses
Surrounding Land Uses
Environmental Resources
North Virginia Park Woodland (SW74)
Environmental Site Assessment
Non-Participating Land Owners
Energy and Natural Resources
Oil and Gas Wells
Pipeline Rights-of-Way and Facilities
DEVELOPMENT OBJECTIVES AND PRINCIPLES
Development Objectives
Development Principles
Residential
Commercial
Municipal Reserve
Existing Uses
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4.2.5
4.2.6
4.2.7
SECTION 5
5.1
5.2
5.2.1
5.2.2
5.2.3
5.3
5.3.1
5.4
5.5
5.5.1
5.6
SECTION 6
6.1
6.2
6.3
6.4
SECTION 7
7.1
7.2
7.3
7.4
7.5
7.6
7.7
SECTION 8
8.1
8.2
Circulation
Ecological Stewardship
Resource Operations
DEVELOPMENT CONCEPT
Neighbourhood Unit
Residential
Low Density Residential
Medium Density Residential
High Rise Apartment Residential
Commercial
Shopping Centre Commercial
Stormwater Management Facilities
Open Space and Pedestrian Linkages
North Virginia Parkland
Transportation
ENGINEERING SERVICES
Stormwater Drainage
Sanitary Servicing
Water Servicing
Shallow Utilities
TRANSPORTATION
Transportation
Roadway Network
Roadway Staging
Transit Service
Pedestrian and Bicycle Circulation
Parking
Truck Routes
IMPLEMENTATION
Development Staging
Rezoning and Subdivision
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LIST OF FIGURES
Figure 1
Figure 2
Figure 3
Figure 4
Figure 5
Figure 6
Figure 7
Figure 8
Figure 9
Figure 10
Figure 11
Location Plan
Context Plan
Land Ownership
Site Contours
Site Features and Constraints
Development Concept
Pedestrian Linkages
Storm Drainage
Sanitary Drainage
Circulation System
Staging Concept
LIST OF TABLES
Table 1
Table 2
Table 3
LIST OF MAPS
Map 1
Land Ownership
Existing Pipeline Transmission Facilities
Land Use and Population Statistics
MacEwan NASP
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Section 1
Introduction
1.1
PURPOSE
The purpose of this Neighbourhood Area Structure Plan is to
describe the land use framework and development objectives for the
MacEwan, consisting of 111.356 hectares and one of 14
neighbourhoods within the plan area governed by the Heritage
Valley Servicing Concept Design Brief (see Figure 1.0 - Location
Plan). Heritage Valley is a 2,118 hectare area of land immediately
south of the Transportation and Utilities Corridor (TUC) and west
of Calgary Trail within south Edmonton.
The Neighbourhood Area Structure Plan (NASP) will implement
the general land use framework set out in the Heritage Valley
Servicing Concept Design Brief (SCDB) by more specifically
identifying the type, size and location of various land uses, density
and pattern of development, location of roadways, conceptual
servicing schemes and sequence of development.
The MacEwan NASP has been prepared on behalf three private
land owners and/or beneficiary owners of 51.36 hectares of land
within the NASP.
1.2
Amended by
Editor
Definition of Plan Area
The MacEwan Neighbourhood Area Structure Plan is comprised of
a number of parcels within the south half of Section 30-51-24-4
plus a few other adjoining parcels. The total area for the NASP is
111.356 hectares. As shown on Figure 2.0 - Context Plan, the
NASP is defined by the following boundaries:
§
Northern Boundary - Transportation & Utilities Corridor/Ring
Road Corridor
§
Western Boundary - Transportation & Utilities Corridor /
Approximately 127 Street
§
Eastern Boundary - 111 Street
§
Southern Boundary - Ellerslie Road (9 Avenue S.W.)
The MacEwan NASP constitutes a logical planning unit with
respect to identifiable plan boundaries and servicing considerations
and is consistent with the area identified in the Heritage Valley
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SCDB for preparation of the NASP.
1.3
Land Ownership
Amended by
Editor
Approximately 96% of the land in the MacEwan NASP is privately
owned. The remaining land is held by the Province of Alberta.
Current land ownership is shown on Figure 3.0 - Land Ownership.
A listing of the legal parcels is provided on Table 1 – Land
Ownership.
TABLE 1*
LAND OWNERSHIP
MacEwan NASP
1
2
3
4
5
6
7
8
9
10
11
12
Titled Owner
Legal Description
Area (ha) in NASP
Province of Alberta
Province of Alberta
Private Owner
Private Owner
Private Owner (s)
Private Owner
Private Owner
Private Owner
Private Owner (s)
Private Owner (s)
Province of Alberta
Province of Alberta
NW ¼ 30-51-24-4
NE ¼ 30-51-24-4
Plan 8921432 Blk.1
Plan 1548 MC East Half of Lot B.
Plan 1548 MC West Half of Lot B
Plan 1548 MC Lot A
Plan 1548 MC Lot C
Plan 1548 MC Lot D
SW ¼ 30-51-24-4
Plan 3746 MC Block A
NE ¼ 30-51-24-4
NE ¼ 30-51-24-4
TOTAL AREA
1.17
1.07
0.50
8.12
8.12
15.68
15.966
11.60
32.3
15
0.23
1.60
111.356
* Amended by Editor
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Figure 1* Location Plan
*Bylaw 12860 August 21, 2001
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Figure 2* Context Plan
*Bylaw 12860 August 21, 2001
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Figure 3* Land Ownership
* Bylaw 12860 August 21, 2001
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Section 2
Statutory Plan and Policy
Context
2.1
Edmonton Municipal Development Plan
The land within the MacEwan NASP is designated in the City of
Edmonton’s Municipal Development Plan (MDP) as a Suburban
Area, meaning that it is intended for suburban residential
development. As noted earlier, a Servicing Concept Design Brief
has been approved for lands south of the TUC between Calgary
Trail and Whitemud Creek, which includes MacEwan.
Numerous strategies are cited in the MDP regarding Planned
Growth and other areas of responsibility. The following sections
highlight those of particular relevance to the MacEwan NASP.
2.1.1 Planned Growth – Land Development Philosophy
“Develop and utilize a land development philosophy that meets the
City’s long-term development needs and achieves the optimal
balance between residential, industrial, commercial, institutional
and recreational land use.”
Strategy 1.1.1 – Provide for choices regarding the types of
developments in which people want to live and do business.
The MacEwan NASP provides for low, medium and high density
residential and commercial development opportunities within a
growing sector of the City of Edmonton while accommodating
existing uses within the plan.
Strategy 1.1.2 – Address compatibility of land use in the
development and review of land use plans and development
proposals.
The MacEwan NASP proposes the development of low, medium
and high density housing adjacent to existing urban services and
commercial development, developing residential communities,
pipeline corridors and major arterial roadways. Careful attention
has been paid to addressing the interface and compatibility of land
uses.
Strategy 1.1.12 - Place a high priority on the effective and efficient
use of land
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The MacEwan NASP plans for a mix of residential, commercial,
open space and existing land uses in an efficient land use pattern
while respecting both ownership boundaries and other development
constraints. Nodes such as park areas, commercial areas and transit
stops have been located along collector and arterial roadways to
ensure the efficient movement of traffic. These nodes are also
linked via a network of walkways and sidewalks which provide for
alternative forms of circulation (pedestrian/cycle) throughout the
neighbourhood.
Strategy 1.1.13 – Plan for urban development which is
environmentally friendly and fiscally sustainable in the long term,
based on the City’s financing, infrastructure and environmental
strategies.
MacEwan will be developed in as environmentally responsible a
fashion as possible. A portion of the natural area will be preserved
to the greatest extent possible. Park and other open spaces have
been planned adjacent to pedestrian corridors to enhance their
accessibility and usability. Residential densities will be relatively
high to ensure efficient use of land. A pedestrian network and
future transit corridor will encourage alternatives to the automobile.
The stormwater management facility will incorporate designs
elements to enhance the quality of stormwater runoff and provide
additional habitat for wildlife.
The MacEwan NASP provides for the efficient, cost effective and
coordinated delivery of engineering services. Existing water
services are to be extended and constructed at the cost of the
developer. Stormwater is to be detained onsite and discharged at
predevelopment rates via a series of stormwater management
facilities. The sanitary sewerage system is to be constructed on site
at the developers cost and ties into in to the SESS – SW1 trunk
currently being constructed. The costs associated with the SESS
system are recovered from new developments via a per hectare
assessment on all benefiting areas. The developers will pay for the
construction f the first two lanes of arterial roadways through the
Arterial Roadway Assessments program, and will pay the full cost
of collector and local roadways within the neighbourhood.
Strategy 1.1.14 – Maintain the integrity of pipelines and utility
corridors while planning for growth and development.
The MacEwan NASP contains a significant southwest-northeast
corridor which has been integrated into the plan and, where
appropriate, will be employed in the open space and walkway
system.
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2.1.2 Planned Growth - Utilization of Existing Infrastructure
“Encourage maximum development around City infrastructure.”
Strategy 1.3.3 - Support contiguous development that is adjacent to
existing development in order to accommodate growth in an orderly
and economical fashion.
The MacEwan NASP is situated immediately west of
neighbourhoods already under development. Development on the
north side of the TUC within south Edmonton is, for the most part,
complete. Furthermore, the lands within the NASP can be serviced
from the same existing and planned infrastructure being installed
along 111 Street and Ellerslie Road.
Strategy 1.3.4 – Promote intensification of development around
transportation corridors and employment areas.
The MacEwan NASP has grouped a significant amount of medium
and high density residential (MDR) housing along the Ellerslie
Road and 111th Street corridors. Careful attention has been paid to
locating MDR uses in close proximity to the commercial and transit
node in the southeast corner. A second significant area of MDR has
been placed next to the central park area locating higher densities in
proximity to open space and pedestrian corridors.
2.1.3 Planned Growth - Managing Suburban Growth
“Manage suburban growth in a manner that ensures adequate
infrastructure and services and maintains a balance of residential,
commercial, industrial and recreational land uses.”
Strategy 1.7.1 - Accommodate growth in an orderly, serviced and
cost-effective manner.
Given its contiguous nature with other developing and approved
Neighbourhood plans, the MacEwan NASP represents a logical
location in south Edmonton for the development of residential land
uses. Services can be extended into this area in a cost effective
manner.
Strategy 1.7.2 - Provide for a range of housing types and densities
in each residential neighbourhood.
The MacEwan NASP allows for a range of low, medium and high
density residential development to take place. The ratio of low to
medium density residential development is consistent with current
City Council guidelines.
Strategy 4.3.5 – Support initiatives which encourage the reduction
of transportation-induced impacts on Edmonton’s natural
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environment.
The MacEwan NASP builds on the principles outlined in the
Heritage Valley SCDB regarding the location of higher densities
next to areas served by transit.
Strategy 4.4.4 – Consider environmental impact as a factor in the
decision making process for, land, transportation and
infrastructure development.
Careful consideration has been given the natural areas located in
NASP area. Stage 1 and Stage 2 Natural Site assessments have
been conducted to ensure areas of retention are logical and
sustainable within an urban environment.
2.2
Heritage Valley SCDB
The Heritage Valley SCDB provides general guidelines to facilitate
the orderly development of the plan area in terms of proposed land
uses, density of development, location of major roads and facilities
and sequence of development. The MacEwan NASP is a more
detailed extension of the general land use framework described in
the SCDB. The Heritage Valley SCDB has been designed on the
basis of a community structure that groups a number of
neighbourhoods to form a community cluster that provides
community and neighbourhood service to more than one or two
neighbourhoods.
Numerous strategies are cited in the SCDB regarding Community
Design Principles. Given the relatively small size of the MacEwan
Neighbourhood not all of the strategies are applicable however a
number of the principles are relevant and do apply.
2.2.1 Community Design Principle 3.1 – A Compact, Integrated
Community
Principle 1 – Promote Sustainable Community Design
The MacEwan Community contains a concentration of higher
density land uses along a transit corridor providing an area of
intensified lands uses clustered around a transit corridor. This
clustering allows for better use of land and associated infrastructure.
Principle 3 – Create a compact, pedestrian-oriented community
MacEwan offers a number of development cells with direct
pedestrian access to either the pipeline corridor/walkway or
sidewalk system. Pedestrian linkages are also provided to the
community commercial node in the south east corner of the plan.
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Principle 6 – Provide for a broad mix of land uses
The MacEwan NASP proposes the development of low, medium
and high density housing adjacent to existing urban services,
commercial development, developing residential communities,
pipeline corridors and major arterial roadways.
2.2.2
Community Design Principle 3.2 – Livable
Neighbourhoods
Principle 1 – Encourage innovative designs and urban patterns in
the built environment
MacEwan will see the location of a high density site on the edge of
the community and adjacent to transit infrastructure and
commercial services. This approach is a departure from past
practices in suburban development which mostly contemplated
medium density development in such areas.
Principle 2 – Provide adequate urban services, facilities and
amenities in accordance with the planning principles outlined in the
SCDB and the requirements established through existing city
policies
MacEwan locates a community park area adjacent to a
concentration of medium density land uses and the pipeline
corridor/ walkway.
Principle 3 – Provide for a mix of compatible land uses
The MacEwan NASP provides development opportunities for low,
medium and high density land uses. Careful attention has been paid
to locating these land uses next to transit infrastructure, commercial
services, open space areas and walkway corridors.
Principle 5 – Provide a diversity of housing types in each
neighbourhood
MacEwan provides for a variety of housing in low, medium and
high density forms.
Principle 6 – Support housing at increased densities in support of
the City’s intensification strategies and to encourage the use of
transit
In accordance with the SCDB, the MacEwan NASP concentrates
medium and high density uses along the commercial area and
transit corridor ensuring a greater number of users in close
proximity to the services.
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2.2.3 Community Design Principle 3.3 – An Attractive, Well
Designed Community
Principle 2 – Ensure that each neighbourhood is designed with a
focal point
Three focal points are provided for in the MacEwan neighbourhood
each providing different opportunities and appealing to different
interest and users. A portion of the exiting North Virginia Woodlot
will be retained providing for aesthetic and educational
opportunities for users, the community commercial area in the south
east will fill many of the commercial needs of area residents and
community park site will provide recreational and open space
opportunities for residents.
Principle 3 – Design for direct linkages (pedestrian, bicycle,
vehicular) from the surrounding communities to the neighbourhood
centre and amities
MacEwan provides for direct vehicular, bicycle and pedestrian
access to the community park site by virtue of its location next the
east west collector roadway and pipeline corridor / walkway.
A portion of the retained North Virginia Woodlot will have direct
street frontage providing the site with ample access.
The community commercial area in the south east corner of the plan
contains direct pedestrian linkages from the north and west
providing access from the adjacent medium and high density uses
as well as the low density residential area.
2.2.4
Community Design Principle 3.5 – Balanced
Transportation System
Principle 1 – Provide a balanced network for movement
MacEwan contains logical system of collector and local roadways
with safe and convenient connections to perimeter roadways and
the Anthony Hendey Drive.
MacEwan is bound on the east by a transit corridor providing ample
access to residents to public transit.
A cluster of medium density uses and community park site have
been located next to the pipeline corridor / walkway to ensure high
level of exposure to users.
2.2.5 Community Design Principle 3.6 – Efficient Servicing /
Green Infrastructure
Principle 1 – Encourage the efficient and cost-effective
development
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The MacEwan NASP provides for the efficient, cost effective and
coordinated delivery of engineering services. Existing water
services are to be extended and constructed at the cost of the
developer. Stormwater is to be detained onsite and discharged at
predevelopment rates via a series of stormwater management
facilities. The sanitary sewerage system is to be constructed on site
at the developers cost and ties into in to the SESS – SW1 trunk
currently being constructed. The costs associated with the SESS
system are recovered from new developments via a per hectare
assessment on all benefiting areas. The developers will pay for the
construction f the first two lanes of arterial roadways through the
Arterial Roadway Assessments program, and will pay the full cost
of collector and local roadways within the neighbourhood.
2.2.6
Community Design Principle 3.7 – Preservation /
Enhancement of the Environment
Principle 1 - Protect and enhance the natural features of the
community when designing and planning neighbourhoods, facilities
and services
Careful consideration has been given the natural areas located in
NASP area. Stage 1 and Stage 2 Natural Site assessments have
been conducted to ensure areas of retention, under the provisions of
municipal reserve, are logical and sustainable within an urban
environment.
2.3
Airport Protection Overlay
The Edmonton International Airport Vicinity Protection Area
Regulation regulates land use that may affect the use of the
Edmonton International Airport, and establishes Noise Exposure
Factor (NEF) contours within which residential development may
be controlled or precluded. The MacEwan NASP lies entirely
outside the designated area. Therefore, there is no restriction on
residential development within the plan area arising from this
regulation.
2.4
Suburban Neighbourhood Design Principles
The City of Edmonton’s Suburban Neighbourhood Design
Principles report describes a variety of design principles intended to
encourage flexibility and innovation in the design and servicing of
new neighbourhoods. Given the relatively small area of the
MacEwan NASP, a number of the principles do not specifically
apply. However, the proximity of the MacEwan NASP to other
approved and proposed neighbourhoods does allow it to share
neighbouring facilities:
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Design Principle 1 - Design neighbourhoods with the intent of
sharing common infrastructure facilities among neighbourhoods.
Infrastructure to service the MacEwan NASP is part of a larger
system to service lands in the vicinity such as the Blackmud Creek
and Richford NASP areas. Existing roadways such as 111 Street
and Ellerslie Road will be upgraded and widened with the overall
pace of development. Intersections will be aligned to share future
signalized traffic movements.
Design Principle 2 - Design and locate school and community
facilities to provide inter-neighbourhood focal points.
While the MacEwan NASP is not large enough to justify a
school/park site within its boundaries, neighbourhood residents will
be able to access schools in neighbouring communities.
Design Principle 3 – Design the arterial and collector roads along
a grid pattern, peripheral to the neighbourhoods.
The boundaries of MacEwan are defined by the future ring road and
the future major arterial roadways of 111 Street and Ellerslie Road
which are aligned in a grid pattern peripheral to the plan area. The
east-west and north-south collector roadway within MacEwan
provides ease of access within the Neighbourhood without
dominating the area nor providing short-cutting routes from
Ellerslie Road to 111 Street.
Design Principle 4 - Design neighbourhood streets (both
neighbourhood design and cross section of roadway) with
standards that cater to the main intended use of the road.
Roadways within the neighbourhood are intended to be developed
as a mixture of collector and local roadways. Adjacent land uses
will assist in the determination of appropriate road right-of-way
widths and cross sections.
Design Principle 5 – Provide convenient pedestrian and bicycle
access throughout the neighbourhood and especially between
destination points within and outside the neighbourhood.
Bicycle and pedestrian movement throughout MacEwan and the
larger Heritage Valley SCDB area is intended to follow the local,
collector and arterial roadway network in addition to walkways and
other open space corridors.
Design Principle 6 – Provide Transit Services to the edges of new
neighbourhoods using the arterial and collector roadways in
conjunction with appropriately designed, strategically located and
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conveniently accessed transit waiting zones.
Future transit service is appropriate along the collector roadway
network as well as along Ellerslie Road, 111 Street and 127 Street,
the southern, eastern and western boundaries of the neighbourhood.
Given the shape of MacEwan and the alignment of the collector
roadway, access to transit is generally within 400m walking
distance of virtually all parts of the neighbourhood.
The Heritage Valley SCDB designates a future Transit station in the
adjacent commercial area in Rutherford which will provide direct
linkages to the University of Alberta, Downtown, Commonwealth
Stadium, Skyreach Centre and the Northlands area. In the interim,
the Heritage Valley SCDB contemplates the location of a transit
centre on the commercial site with the adjacent 111th Street
designated as a busway. This will ensure convenient express transit
service until the ultimate configuration.
Design Principle 7 - At the area and neighbourhood planning
stage, plan the location of the school/park facilities relative to
neighbourhood staging such that they can be consolidated, serviced
and available early in the development of a neighbourhood or
catchment area.
The central park site within MacEwan has been located such that a
majority of the site is located within one ownership. The other
municipal reserve parcels within the neighbourhood have been
proposed to retain a portion of existing natural areas. This site is
within single ownership property boundaries and does not require
consolidation to assemble and may be pre-dedicated early in
development.
Design Principle 11 - Create a linked open space system through
open spaces created by stormwater management facilities, some
utility rights-of-way, preservation of appropriate natural areas and
drainage courses, and school and park open spaces.
The pipeline corridor within and extending beyond MacEwan
provides excellent opportunities for linkages throughout and
beyond the plan area to connect residents with amenities. The
community park area has been located adjacent to this corridor to
provide convenient access and is linked to the stormwater
management facility provide opportunities both for visual amenity
and as additional open space for residents.
A portion of the North Virginia Park Woodland Natural Area will
be retained through municipal reserve dedication to provide
additional amenity space to residents. The area and configuration of
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the sites have been subject to Stage 1 and Stage 2 Natural Site
Assessments to ensure sustainability in the context of urban
development.
Design Principle 12 - Locate multi-family uses toward the edge of
new neighbourhoods and close to the community and
neighbourhood focal points.
Medium density residential parcels of varying sizes have been
designated throughout the plan area alongside collector and arterial
roads, SWM facilities, pipeline corridors, park sites and commercial
areas. Some parcels are located at the periphery of the
neighbourhood while others are more internalized but still easily
accessed by pedestrian, bicycle, transit and vehicle traffic. In
accordance with the Heritage Valley SCDB, higher density uses
have been concentrated in the south and east portions of the plan
area, next to commercial and transit facilities.
Design Principle 13 - Use stormwater management techniques
which provide an alternative (s) to the man made lakes and dry
ponds typical to Edmonton.
Alternative SWM techniques may be considered. Techniques as
discussed in Table 1 of the Suburban Neighbourhood Design
Principles Report may, where appropriate, be pursued at the
subdivision and building stage if the Drainage Branch determines
them to be suitable alternatives.
Design Principle 14 - Minimize the use of public utility lots and
maximize the use of easements for underground services not located
in road rights-of-way.
This principle is recommended for use in the MacEwan NASP and
can be best implemented at the subdivision and engineering design
stage.
Design Principle 15 - Provide opportunity through the residential
districts of the Land Use Bylaw for the intensification of housing
forms and for alternative site design and building siting.
A range of low, medium and high density residential housing forms
will be developed within the MacEwan NASP with concentrations
of higher densities in the southeast portions of the plan area. In
accordance with market demands, opportunities for innovative site
design and building siting can be pursued through the redistricting
and subdivision processes.
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Design Principle 16 - Use current population and student
generation formulas when planning facilities for a neighbourhood.
Take into account the life cycle of the neighbourhood.
The population and student generation ratios provided in the
Suburban Neighbourhood Design Principles report were used to
develop demographic projections in the NASP. Although there are
no school facilities planned within MacEwan, it is essential to
identify the future student populations generated from the area in
order to appropriately plan for facilities in neighbouring
communities.
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Section 3
Site Context and Development
Consideration
3.1
Topography and Vegetation
The topography of the lands within the MacEwan NASP is
generally flat throughout rising in the south central portion and
dropping to the east and west in the north with overall elevations
ranging from 681m to 689m. (See Figure 4 - Site Contours)
With the exception of the North Virginia Park Woodland located in
the southeast corner of the neighbourhood, there is limited
vegetation scattered throughout the plan area mostly associated with
existing dwellings and uses.
Soils in the area are a blend of moderately to well drained Orthic
Black and Gleyed Black Chernozems on glaciolacustrine material.
The soil conditions do not present any impediment to urban
development.
3.2
Existing Land Uses
As shown on Figure 5.0 – Site Features and Constraints, the Victory
Christian Center, which consists of church and school facilities is
located along Ellerslie Road in the east-central portion of the plan.
These facilities currently occupy approximately the south half of
Victory Christian Center’s property with the north half remaining
vacant.
There are four existing farmhouse/residential properties within the
Neighbourhood; three within the central portion accessed off
Ellerslie Road and the other accessed immediately off 111 Street.
The remainder of the lands are cleared and under cultivation. None
of these uses pose any particular constraints to future urban
development. However, future development of any and all
properties within the neighbourhood is the option of the respective
landowners.
3.3
Surrounding Land Uses
The plan area is bound on the north and west by the Transportation
and Utilities Corridor and on the south and east by future major
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arterial roadways, Ellerslie Road (9 Avenue SW) and 111 Street.
Eastward across 111 Street lie the recently approved and
developing residential neighbourhoods of Richford and Blackmud
Creek. To the south of Ellerslie Road lies the Rutherford NASP
area and the existing Virginia Park Greenhouse on the southwest
corner of Ellerslie Road and 111 Street.
3.4
Environmental Resources
The City of Edmonton’s Inventory of Environmentally Sensitive
and Significant Natural Areas (1993) identifies one Significant
Natural Areas within the MacEwan NASP. The Inventory also
identifies a much larger Environmentally Sensitive Area, the
Southwest Mixedwood Natural Area (SW6001) south of the
Neighbourhood across Ellerslie Road and another Significant
Natural Area, the Virginia Park Woodland (SW31) further south
along 111 Street.
3.4.1 North Virginia Park Woodland (SW74)
The Inventory identifies the 5.7 hectare North Virginia Park
Woodland within the southeast corner of MacEwan (see Figure 5.0)
as a Significant Natural Area. The Inventory notes that the site is a
“relatively healthy, mature mixedwood stand composed mainly of
white spruce and to a lesser extent, balsam poplar and white birch,”
with the latter ranging in age from “85 to 100 years old and 20-24
m in height.” The Woodland provides a “habitat for white-tailed
deer, red squirrel, great horned owl and a number of songbirds.”
The Inventory notes that the Woodland has already been negatively
affected by forest fragmentation, as it was once part of a larger
mixedwood stand consisting of the Southwest Mixedwood Natural
Area and the Virginia Park Woodland to the south.
In order to further document the characteristics of the North
Virginia Park Woodland, a Stage One Preliminary Natural Site
Assessment was undertaken by Bruce Thompson & Associates in
June of 1999 and submitted under separate cover.
The basic objective of a Stage One Preliminary Natural Site
Assessment is to screen the natural site to identify important
environmental issues. The objective of Step One of this process is
to identify important environmental elements on a site and
determine the site’s natural sustainability in its own right. Step One
also seeks to determine whether any changes have taken place since
the 1993 Inventory, which would alter the site’s significance.
The Stage One, Step One Assessment confirmed that no significant
changes were apparent on the Site in terms of human developments
or successional changes in habitat, as compared to the description
given in the Inventory.
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or successional changes in habitat, as compared to the description
given in the Inventory.
The Assessment noted that the site may be considered to have a
moderate habitat diversity, consisting predominantly of spruce
dominated forest, with a small wetland area. The diversity of animal
and plant species that were recorded were typical of mature
coniferous forests in the Edmonton area. No rare or threatened
species of plant or animal were actually observed during the site
reconnaissance, which took place during the growing season.
The small wetland area may be of some value as a waterfowl
nesting, rearing and staging habitat. However, the small size of the
wetland area, and its proximity to a heavily utilized roadway would
tend to diminish its natural value as waterfowl habitat in an overall
context.
While it does not represent a particularly rare type of ecosystem, it
is typical of a woodland assemblage that has been in decline as the
City expands and additional land is cleared for housing,
transportation and commercial purposes. The diversity of wildlife
and plants is not unusually high for this type of woodland stand,
probably due to the relative structural uniformity of the stand. A
key value may be its use as a dispersion corridor for ungulate
(white-tailed deer and possibly occasional moose) and other
wildlife, as it provides cover and browsing opportunities. The small
wetland area, while exposed to highway traffic noise and
disturbance would be worth preserving. This can only be done if
drainage plans are devised in such a way as to maintain a
favourable water balance that will prevent such wetlands from
drying up.
In terms of the natural sustainability of ecosystems on the Site, if
the site were to be left as it is with no further development, the
spruce dominated portions of it would maintain the natural progress
of succession until some event such as fire. The bird community
would remain largely as it presently exists. The future makeup of
the mammalian (e.g. deer) populations would depend to a large
extent on the disposition of lands bordering the Area, as this will
affect their migration among “islands” of forest cover and browsing
habitat.
In the Preliminary Assessment, several valued environmental
components were identified which are potentially sustainable in
their own right but potentially affected by human activities and
development. Since portions of the site were planned for retention,
it was recommended that a Stage Two (Detailed) Natural
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Assessment be conducted prior to approval of the NASP.
A Stage Two Assessment on the Virginia Park Woodland carried
out by Bruce Thompson and Associates in December 2000. The
purpose of the Stage Two Assessment was to identify and assess the
potential effects of development and related activities on the
Woodland. The study was carried out in the context of a defined
development scenario with three scenarios of retention.
Alternative 1 proposed the clearing of all the tree stand resulting in
a loss of 5.7 hectares of mature white spruce-poplar/aspen stand.
Alternatives 2 and 3 proposed the retention of approximately 1.1 ha
of the mature white spruce-poplar/aspen stands in different
configurations. Alternative 2 proposed the creation of a 1.1 ha.
municipal reserve site in an approximately square parcel in the
north east corner of the site while alternative 3 proposed the
retention of a rectangular portion along the east side of the site.
On the basis of the old-growth spruce dominated stand, the site
currently may be regarded as ecological sustainable. The loss of
4/5 of the stand, as proposed in Alternatives 2 or 3, will reduce the
sustainability of the stand. However, given the age of the tress, the
presence of regenerating spruce and provided the surface drainage
is maintained, the remaining portion can still remain intact,
although supporting less diverse wildlife and plant community.
Alternative 2 is favored because of its square shape, which will
result in more of the stand being distant from the edges and
providing cover habitat. Furthermore, this alternative would result
in more of the retained stand being in conditions of favorable soil
drainage.
Based on this information, development around the natural area is
configured as recommended in alternative 2. The land use layout
for the area has resulted in a design that increases the area for
retention from 1.1 ha to 1.3 ha.
3.5
Environmental Site Assessment
Phase I Environmental Site Assessments (ESA) have been
undertaken on the United Inc., Dykstra Construction Ltd. and
Qualico Developments (West) Ltd. lands as part of the preparation
of the MacEwan NASP. These reports have been submitted under
separate cover. Given the largely agricultural history of the land
holdings, there are no outstanding concerns and no further
investigation is required.
3.5.1 Non-Participating Land Owners
No other Phase I Environmental Site Assessments have been
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undertaken on the remaining lands within the MacEwan NASP. In
light of this, the Environmental Planning Group of the Planning &
Development Department typically recommended that ESAs or
disclosure statements be provided by the minority land owners at
the redistricting stage.
3.6
Energy and Natural Resources
3.6.1 Oil & Gas Well Sites
A review of information provided by the Alberta Energy & Utilities
Board (AEUB) has indicated that there are no active or suspended
oil or gas wells within the boundaries of the MacEwan NASP.
3.6.2 Pipeline Rights-of-Way and Facilities
As shown on Figure 4.0, there are a number of pipeline
transmission facilities within the MacEwan NASP. These facilities
are clustered within four rights-of-way, one located along Ellerslie
Road on the southern boundary of the plan area, a major corridor
cutting diagonally through the westerly portion of the
neighbourhood, a corridor cutting just through the southeast corner
of the neighbourhood and one running east-west along the north
boundary of the NASP by the TUC.
The Alberta Energy and Utilities Board Pipeline License Register
identifies these pipeline transmission licenses within the MacEwan
Neighbourhood Area Structure Plan (summarized on Table 2 Existing Pipeline Transmission Facilities)
The pipeline corridors adjacent to Ellerslie Road, the TUC and the
one on the southeast corner have only a limited impact on the land
use plan for MacEwan since they do not bisect the neighbourhood
to any large extent. The other major utility right-of-way which
bisects the westerly portion of the Neighbourhood will have to be
accommodated within any future development.
The City of Edmonton’s Policy Guidelines for the Integration of
Transmission Pipelines and Urban Development (1985) and any
other relevant Provincial legislation will be employed when
considering rezoning and subdivision applications near or adjacent
to the above noted pipelines.
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TABLE 2*
MacEWAN NASP
EXISTING PIPELINE TRANSMISSION FACILITIES
Company
Substance
Private
Private
Private
Private
Private
Private
Private
Private
Private
Private
Private
Private
HVP Hydrocarbon
Crude Oil
Natural Gas
Natural Gas
HVP Hydrocarbon
LVP Hydrocarbon
HVP Hydrocarbon
HVP Hydrocarbon
HVP Hydrocarbon
Natural Gas
Natural Gas
Natural Gas
1
2
3
H2S Content
(mol/kmol)1
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.02
0.00
Max. Operating Max. Outside
Pressure (kPa)2 Diameter (mm)3
3,450
5,170
6,890
N/A
4,140
N/A
9,930
7,000
9,930
6,205
6,070
6,200
60.3
219.1
609.6
N/A
114.3
88.9
219.1
273.1
323.9
610
323.9
609.6
sour natural gas occurs when the H2S content is greater than 10.0 mol/kmol
a high pressure line has a maximum operating pressure greater than or equal to 3,475 kPa
a high pressure line has an outside diameter greater than or equal to 323.9 mm
*Amended by Editor
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Figure 4* Site Contours
* Bylaw 12860 August 21, 2001
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Figure 5* Site Features and Constraints
*Bylaw 12860 August 21, 2001
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Section 4
Development Objectives and
Principles
4.1
Development Objectives
The MacEwan NASP has been prepared as a comprehensively
planned residential neighbourhood taking advantage of both the
natural topography, pipeline corridors and locational attributes of
the area. The main objectives of the MacEwan NASP are:
4.2
§
to develop a plan consistent with the general intent and
purpose of the City of Edmonton Municipal Development
Plan and the Heritage Valley Servicing Concept Design Brief.
§
to provide a framework to deliver a high quality,
comprehensively planned residential area by defining the
general pattern and composition of land uses, linkages,
servicing designs and development staging.
§
to address and accommodate existing uses (i.e. the Victory
Christian Center’s property and existing residential
development) within the plan.
§
to ensure implementation of the plan on an orderly, staged
basis.
Development Principles
Development of the various land uses within the MacEwan NASP
is defined through the following general principles:
4.2.1 Residential
§
Provide for residential development within the MacEwan
NASP to allow for a variety of housing forms and options
consistent with consumer preferences and in conformance
with municipal standards and policies.
§
Establish sufficient overall residential densities within the
MacEwan NASP to help support the efficient provision of
neighbouring educational facilities, recreational facilities and
municipal services such as public transit in a timely fashion.
§
Employ applicable design principles from the Suburban
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Neighbourhood Design Principles report within the plan area.
§
Employ applicable Community Design Principles from the
Heritage Valley SCDB.
§
Locate residential development so as to take advantage of
natural and man-made features such as SWM facilities,
park/open space and pipeline corridors.
§
Orient larger parcels of medium density residential
development toward the collector and/or arterial road system
to provide easy access and, where appropriate, to provide a
transitional land use between adjacent single family
development and major roads and commercial uses.
§
Integrate smaller parcels of medium density residential
development within the neighbourhoods adjacent to low
density residential development to provide alternative
housing options within the community.
4.2.2 Commercial
§
Build upon the commercial node at 111 Street and Ellerslie
Road identified in the SCDB by providing for shopping
centre commercial development within MacEwan at that
location.
§
Locate and orient commercial sites along arterial and/or
collector roadways to ensure high visibility and to provide
convenient access opportunities.
§
Ensure that the impact of commercial development on
adjacent land uses is minimized through the orientation of
land uses and the application of setbacks/buffering available
through the Zoning Bylaw.
§
Provide convenient pedestrian linkages to commercial areas
and Transit station
4.2.3 Municipal Reserve
§
Provide dispersed park space within the Neighbourhood to
provide open space and opportunities for recreation for
residents.
§
Where possible and economically viable and sustainable,
retain portions, via Municipal Reserve, of the North Virginia
Park Woodland Area for environmental, aesthetic and
educational benefits.
4.2.4 Existing Uses
§
Accommodate the continuing use of the Victory Christian
Center’s facilities and any existing residential development
while allowing for future re-development of these lands if and
when the owners choose to pursue that opportunity.
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4.2.5 Circulation
§
Provide a logical, safe and efficient transportation systems
within the plan area to address the pedestrian, bicycle and
vehicular transportation needs of residents moving to, from
and within the MacEwan NASP.
§
Integrate pipeline corridors into the neighbourhood make use
of their walkway and linkage potential having regard for the
safe, ongoing operation of these transmission facilities.
§
Protect a corridor for future extension of Transit to the
Heritage Valley Town Centre.
§
Minimize walking distances by creating an interconnected
street network and providing walkways where roadway
connection is not feasible.
4.2.6 Ecological Stewardship
§
Preserve and enhance natural areas by integrating them into
the built form of MacEwan and linking them to other open
spaces where possible.
§
Develop land in an efficient manner and encourage intensive
development.
§
Incorporate natural areas into compatible land uses such as
naturalized storm ponds, park sites or housing adjacent to
them where possible.
§
Encourage naturalized landscaping on public and private
lands to minimize environmental and economic costs
associated with their maintenance.
4.2.7 Resource Operations
§
Accommodate the safe and nuisance-free operation of
existing utility rights-of-way and integrate pipeline corridors
into the development concept as walkways and open space
linkages where feasible.
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Section 5
Development Concept
5.1
Neighbourhood Unit
The development concept for the MacEwan NASP has been
prepared in response to current and anticipated residential market
trends in the Edmonton region. An analysis of these trends and an
assessment of their implications help shape the plan with respect to
the type, size and location of various land uses.
The MacEwan NASP is comprised of 111.356 hectares and is
bound on all sides by existing/future arterial roadways and the
Transportation & Utilities Corridor to create a logical planning unit
as shown on Figure 6.0 - Development Concept.
5.2
Residential
The majority of land within MacEwan is intended for residential
development as shown on Figure 6.0 – Development Concept. A
mix of low, medium density and high density residential dwelling
units is described and will be implemented based on market
conditions and consumer preferences at the time of development.
Residential densities of 22 units per net residential hectare for low
density residential, 50 units per hectare for medium density
residential and 125 units per hectare for the high rise residential
area results in approximately 61 people per gross developable
hectare.
5.2.1 Low Density Residential
As shown on Figure 6.0, consideration has been given to locating
low density residential development in proximity to the amenity
offered by the stormwater management facilities, walkways and
municipal reserve sites. Within the low density residential area
identified in the plan, housing forms will be predominantly single
and semi-detached housing catering to a variety of lot and house
sizes.
Low Density residential development will be planned in
clusters/cells to provide a greater sense of identity to the various
sub-areas and to help create a safe pedestrian environment. The
area, number of dwelling units and population attributed to low
density residential development is shown in Table 3 (See Appendix
in original Bylaw 12860 August 21, 2001 for original statistics).
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Amended by
Editor
32
5.2.2 Medium Density Residential
Opportunities exist within the MacEwan NASP for a variety of
medium density housing forms and densities including townhouses,
stacked townhouses and low rise apartment buildings. Future
market demands will determine the type of medium density
residential pursued in each particular circumstance.
In accordance with the Heritage Valley SCDB, a concentration of
medium density residential sites have been located along the 111
Street corridor with second concentration of medium density uses
located in the east central portion of the plan area. This centrally
located node has direct access to liner walkway and community
park area.
All sites will have access to the internal collector roadways with the
exception of the site located on the west side of commercial area
adjacent to Ellerslie Road and a site located north of the
commercial area. Access to site on the west side of the commercial
area will be via Ellerslie road and will be directly across access in
the Rutherford neighbourhood. The site north of the commercial
area will gain access to the collector network via the local road
system. These medium density developments also serve as a
transitional land use in portions of the plan between low density
residential development, high density residential development,
commercial parcels and arterial roadways.
While many of the medium density parcels are likely to be
developed on a self contained basis, opportunities exist to develop
street-oriented townhousing designs. These developments will be
integrated along side low density residential housing through
sensitive streetscape design and attention to transitioning.
The area, number of dwelling units and population attributed to
medium density residential development is shown in Table 3 (See
Appendix in original Bylaw 12860 August 21, 2001 for original
statistics).
Amended by
Editor
5.2.3 High Rise Apartment Residential
In accordance with the Heritage Valley SCDB, which encourages
densification along the 111 Street corridor, one High Density
Residential site has been located directly north of the commercial
site. This site strategically places a high density land use adjacent
to commercial amenities and services and transit to ensure
maximum usage.
To ensure appropriate buffers and transitions to LDR uses, an area
of MDR land use is located directly to the west of the HDR site.
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5.3
Commercial
5.3.1 Shopping Centre Commercial
Consistent with the Heritage Valley SCDB, a portion of the
neighbourhood centre site has been designated on the northwest
corner of Ellerslie Road and 111 Street as part of a larger
agglomeration of commercial development at this intersection of
arterial roadways. Given its exposure and access to 111 Street and
Ellerslie Road and pedestrian linkages, the site will act as focal
point for surrounding neighbourhoods in the area. The area is
intended to be developed as a Shopping Centre Commercial Area.
The site is of sufficient size to support a wide range of retail,
business, medical and professional office uses to serve residents of
MacEwan and surrounding neighbourhoods.
5.4
Stormwater Management Facilities
A stormwater management facility has been located in the north
eastern portion of the neighbourhood. This location conforms with
the natural contours of the land and low lying areas. This facility
presents amenity opportunities, consideration will be given
regarding views from both residential enclaves as well as from the
open space and collector / arterial roadway networks.
5.5
Open Space and Pedestrian Linkages
Greenways, or linear open space corridors, are an important
element of the Heritage Valley SCDB. As shown on Figure 7.0 –
Pedestrian Linkages, a greenway has been planned for MacEwan
occupying the main pipeline corridor and will provide an excellent
diagonal linkage through the western portion of the neighbourhood
linking medium density residential sites and the community park
area. Adjacent residential development will also be connected to the
greenways with pedestrian walkways to facilitate their recreational
use and convenience as alternative routes through the
neighbourhood.
Pedestrian access is provided to the commercial area from both the
adjacent medium and high density sites and surrounding low
density residential areas.
A central community park area is provided adjacent to the
greenway. This area is sufficient in size and configuration to
accommodate the City of Edmonton’s programming requirements.
Open space will also be provided around the stormwater
management facilities as part of the public utility lot (PUL). The
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extent of public open space (and private land) around the facilities
will conform with City policies at the time of development.
Portions of the North Virginia Park Woodland Natural Area have
been designated for retention through the dedication of municipal
reserves. Natural site assessments have been completed for the
areas and provide suggestions for management plans to further
ensure the long term viability of the areas. Steps to ensure the
sustainability include:
1.
Practices to avoid root damage of the retained trees will be
employed during construction.
2.
Ensuring that pedestrian access in and around the area is
controlled to ensure the sustainability of the area.
3.
The development of a sound plan for surface water
management (stormwater management) will be incorporated
into the development plan, in order to maintain soil drainage.
Poor surface drainage could result in a lowering of the water
table, or soils that are too wet, with resultant changes in tree
vigour and stability.
5.5.1 North Virginia Park Woodland
The development concept for Heritage Valley MacEwan designates
an approximately 1.3 hectare portion of the North Virginia Park
Woodland along 111 Street as being retained through the dedication
of municipal reserves. Consideration was given to the retaining a
portion of the woodland with an existing, weathered, edge to ensure
sustainability. The size and shape of the site being retained is of
sufficient dimensions to remain relatively stable and viable in the
long term. Residential land uses have been planned around the site
in addition to convenient public roadway and walkway access so
that the area may be enjoyed by many.
5.6
Transportation
The MacEwan NASP is well served by arterial roadways as shown
on Figure 8.0. There are three access points into the neighbourhood
- one off 111 Street and two off Ellerslie Road. These access points
have been planned based on existing and future anticipated
intersections on the opposite side of the respective roadways.
Access into the shopping centre commercial site is expected to be
available off Ellerslie Road and 111 Street.
Bylaw 13201
November 6,
2002 (editor)
Collector roadways provide east-west and north-south access
through the Neighbourhood and connects with the local roadway
network.
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Walkways will be provided throughout the plan area to connect
points within and outside the neighbourhood including the
commercial area. Any physical improvements to the utility
corridors will be done in consultation with the City of Edmonton
and the respective utility companies.
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Figure 6* Development Concept
*Bylaw 12860 August 21, 2001
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Figure 7* Pedestrian Linkages
* Bylaw 12860 August 21, 2001
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Section 6
Engineering Services
6.1
Stormwater Drainage
As shown on Figure 8.0 - Stormwater Drainage, one stormwater
management facility is designated within MacEwan located in the
northwest portion of the plan area adjacent to the TUC. This facility
has been located based on the natural drainage patterns of the area.
This facility will have an outfall to Whitemud Creek.
The eastern portion of the neighbourhood will drain into a
stormwater management facility located within the TUC.
Negotiations have taken place with Alberta Infrastructure and it has
been resolved that a joint facility will be constructed and will
service the 111 Street interchange and the east portion of the plan
area. This facility will have an outfall to the Blackmud Creek.
Further details regarding the stormwater drainage schemes for
MacEwan are provided in the associated Neighbourhood Designs
Report submitted under separate cover.
6.2
Sanitary Servicing
As shown on Figure 9.0 – Sanitary Drainage, sanitary services for
MacEwan will connect into the South Edmonton Sanitary Sewer
(SESS) drop structure at Ellerslie Road and 111 Street. The on-site
sanitary network will follow the internal roadway network and
associated public utility lots.
Further details regarding the sanitary drainage schemes for
MacEwan are provided in the associated Neighbourhood Servicing
Review submitted under separate cover.
6.3
Water Servicing
A 450mm watermain is proposed to be constructed along Ellerslie
Road from Highway 2 to 111 Street to service future development
in this general area. This watermain is expected to be in place prior
to initiation of new development in the MacEwan NASP. Water
servicing within the neighbourhood will be designed to provide
peak hour flows and fire flows for low density and medium density
uses. Water looping will be provided in accordance with the
requirements of EPCOR. Prior to detailed design, a Water Network
Analysis will be submitted to EPCOR for review and approval.
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6.4
Shallow Utilities
Power, gas and telecommunication services are all located within
close proximity to the MacEwan NASP and will be extended as
required.
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Figure 8* Storm Drainage
* Bylaw 12860 August 21, 2001
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Figure 9* Sanitary Drainage
* Bylaw 12860 August 21, 2001
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Section 7
Transportation
7.1
Transportation
The transportation network bordering and within the MacEwan
NASP consists of a system of arterial, collector and local roadways
and walkways to accommodate the movement of automobiles,
pedestrians and bicycles.
This hierarchy of roads will provide the necessary interconnections
appropriate to efficiently and effectively accommodate traffic flows
at the arterial, collector and local roadway levels.
7.2
Roadway Network
As shown on Figure 10.0 – Circulation, the proposed development
will enjoy a high level of accessibility by virtue of its close
proximity to the following major arterial roadways:
§
Ellerslie Road (9 Avenue S.W.)
§
111 Street S.W.
§
Ring Road / 127 Street
An east-west and north-south collector roadway system will provide
access off the arterial roadway network into the neighbourhood and
onto the local roadway network. A collector loop off of the east
west collector will service the northeast portion of the plan area.
There will be two accesses to the commercial site. An all
directional joint access from 111 Street will be shared by High
Density Residential Site and Commercial Area. This access will be
located on the common boundary of the two sites. A second all
directional access will be provided form Ellerslie Road and will
align with the all directional access contemplated in the Rutherford
NASP.
Other access and roadway requirements will be determined at the
redistricting and subdivision stages to the satisfaction of the
Transportation & Streets Department.
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7.3
Roadway Staging
A roadway staging plan was prepared as part of the review and
approval process for the Blackmud Creek and Richford NASP’s to
service lands in this area. Upgrades have been undertaken to 111
Street and Ellerslie Road and further improvements will be
necessary as development proceeds in MacEwan. Ellerslie Road
will require extension west of 111th Street. Initially, this extension
will consist of the construction of 2 lanes representing the north half
of the ultimate roadway configuration.
7.4
Transit Service
Existing and future transit routes will follow Ellerslie Road, 111
Street and 127 Street / Ring Road and have been / will be
established on the basis of the proportion of trips which are
expected to be generated from within the neighbourhood and
adjacent areas. The majority of land within the MacEwan NASP is
within 400 m of either Ellerslie Road, 111 Street and 127 Street and
could readily access transit zones along these arterial roadways. The
Heritage Valley SCDB designates 111th street as an express busway
ensuring convenient express transit service.
Future transit service may be accommodated within the
Neighbourhood if demand warrants its delivery and if it can be
provided for financially. The collector roadway will be developed
to a suitable standard to accommodate transit service and would
provide readily accessible service to all areas of the neighbourhood.
7.5
Pedestrian and Bicycle Circulation
Sidewalks will be provided along all adjacent arterial roadways,
collector and internal local roadways in accordance with City
policies and practices. Walkways (Figure 7.0) will be provided to
connect sidewalks along the internal roadway network with the
stormwater management areas and pipeline corridors.
The commercial site has walkway connections from adjacent
medium and high density residential sites as well as the adjacent
low density residential area.
The bicycle circulation system for MacEwan and adjacent
neighbourhoods will be developed with wide curb lanes on Ellerslie
Road and 111 Street and wide sidewalks on one side within the
residential area.
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7.6
Parking
Parking for vehicles will generally be provided off-street in
conjunction with residential development.
7.7
Truck Routes
Currently, 111 Street is designated as a truck route. It is anticipated
that 111 Street will retain its Truck Route Status as the MacEwan
area develops.
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Figure 10* Circulation System
* Bylaw 12860 August 21, 2001
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Section 8
Implementation
8.1
Development Staging
Infrastructure to service the initial stages of the MacEwan will be
extended into the neighbourhood from Ellerslie Road and 111
Street.
As shown on Figure 11.0 – Staging Concept, the initial stages of
residential development is intended to begin off 111 Street on both
sides of the collector roadway entrance. Development will proceed
in an east to west fashion depending on the demands of the market
and aspirations of the respective landowners.
8.2
Rezoning and Subdivision
Rezoning and subdivision of the land to conform with the land uses
designated in the NASP will be undertaken when necessary.
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Figure 11* Staging Concept
* Bylaw 12860 August 21, 2001
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TABLE 3*
MacEwan Neighbourhood Structure Plan
Land Use and Population Statistics
Area (ha)
Gross Area
% of GDA
111.36
Pipeline Right-of-Way
Arterial Road Widening
5.14
3.03
Gross Developable Area
103.19
100
Stormwater Management Facility
2.55
2.5
Parks and Schools:
Central Park
North Virginia Park Woodland
2.45
1.30
2.4
1.3
Existing Church Property
7.90
7.6
Circulation
20.64
20
Net Developable Area
68.35
66.2
Commercial – Shopping Centre
Neighbourhood
3.3
0.42
3.72
3.2
0.4
3.6
Net Residential Area
64.63
62.6
Dwelling Units/ha Persons/
Units
22
1,118
3.46
50
616
2.98
150
225
2.05
Unit
Low Density Residential
Medium Density Residential
High Density Residential
Area
(ha)
50.8
12.33
1.5
3,868
1,836
461
Totals
64.63
1,959
6,165
Density:
Housing Mix:
30.3 units/net residential ha
57% Low Density Residential / 43% Medium and High Density Residential
* As amended by Bylaw 13425 June 26, 2003
Office Consolidation August 2003
49
MAP 1* MacEwan Neighbourhood Area Structure Plan
*Bylaw 13425 June 24, 2003
Office Consolidation August 2003
50